boa_05 18 2015LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
MAY 18,2015
2:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being four (4)in number.
II.Approval of the Minutes of the Previous Meetings
The Minutes of the April 27,2015 meeting were
approved.
II I.Members Present:Brad Wingfield,Vice Chairman
Rajesh Mehta
Carolyn Lindsey Polk
Robert Tucker
Members Absent:Jeff Yates,Chairman
City Attorney Present:Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
MAY 18,2015
2:00 P.M.
I.OLD BUSINESS:
A.Z-669-B Northwest corner of E.4'"Street and Rock Street
B.Z-9028 5225 "R"Street
II.NEW BUSINESS:
1.Z-7290-A 4421 N.Lookout
2.Z-9034 304 N.Pine Street
3.Z-9035 4311 Country Club Blvd.
4.Z-9036 2911 N.University Avenue
MAY 18,2015
ITEM NO.:A
File No.:Z-669-B
Owner:McCain Lodging Downtown,LLC
Applicant:Michael Clifford,Winford Lindsay Architect
Address:Northwest corner of East 4'"Street and Rock Street
Description:North side of East 4'"Street,between Rock and
Cumberland Streets
Zoned:UU
Variance Requested:Variances are requested from the height and development
provisions of Section 36-342.1 allow construction of a new hotel
building.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Commercial Building with Parking
Proposed Use of Property:Hotel
STAFF REPORT
A.Public Works Issues:
~The minimum height from the bottom of the awning to the sidewalk shall be 8
feet.
~No structural supports for the awning shall encroach into the sidewalk.
~The awning at the intersection of East 4'"Street and the alley shall be 4 feet off
of the back of curb,and shall have a radius that matches the radius of the curb.
~A franchise permit must be obtained from Public Works prior to installation of the
awnings in the right-of-way.
B.Landsca e and Buffer Issues:
Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2.Street trees shall be located a minimum of two (2)feet off the back of a curb
and shall be thirty (30)feet on center and no closer than thirty (30)feet to a
street intersection with a water source provided.The tree canopy shall be
maintained at least eight (8)feet above the sidewalk.
MAY 18,2015
ITEM NO.:A CON'T.
3.The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site.Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6)inch caliper or
larger.
C.~SI ttA
The UU zoned property at the northwest corner of E.4'"Street and Rock Street is
occupied by a commercial building with paved parking area.Access drives from E.
4'"Street and Rock Street serve the property.A paved alley runs along the west
property line.The property is comprised of Lots 7-9 and a portion of Lot 10,Block
38,Original City of Little Rock;the southeast quarter of the overall block.
The applicant proposes to construct a new seven (7)story hotel within the
property,as noted on the attached site plan.The hotel will contain approximately
94,000 square feet,with a building height of 80 feet-4 inches at its highest point.
An awning over the entry way area will extend approximately 5 feet from the
building facade into the Rock Street right-of-way area.An awning at the southwest
corner of the building will extend approximately 3.5 feet into the E.4'"Street and
alley rights-of-way.The awnings will have a clearance of 10 feet above the
sidewalk area.The first floor facade along E.4'"Street will have 64 percent
window coverage.The first floor facade along Rock Street will have a 37 percent
window coverage.On September 29,2014,the Board of Adjustment approved
this same hotel development within the southwest quarter of this block.The
applicant has since decided to locate the hotel with the southeast quarter of the
block.
The applicant is requesting two (2)variances with the proposed hotel development.
The first variance is from Section 36-342.1(e)of the City's Zoning Ordinance (UU
zoning standards)which allows a maximum building height of 72 feet for new
buildings in the UU zoning district.As noted above,the proposed hotel building
will be 80 feet-4 inches at its highest point.
Section 36-342.1(c)(8)requires that ground-level (street fronting)floors of non-
residential structures have a minimum surface area of 60 percent transparent or
window display.As noted above,the first floor east facade (along Rock Street)will
have a window coverage of 37 percent.
Staff is supportive of the requested variances from the UU zoning district standards
for the new hotel development.Staff views the request as reasonable.Neither
variance will be out of character with other buildings in the downtown area,
including the River Market area.The proposed building height will not be out of
character with other hotel and office buildings in this overall area.The reduced
window display area is requested because of the operational-type uses related to
the hotel which will be located within this area of the building.Staff believes the
proposed hotel/parking lot project represents a quality redevelopment plan for this
half block area along E.4'"Street.Approval of the requested variances should
have no adverse impact on the adjacent properties or the general area.
MAY 18,2015
ITEM NO.:A CON'T.
D.Staff Recommendation:
Staff recommends approval of the requested variances from the UU zoning district
development criteria,subject to the following conditions:
1.Compliance with the Public Works requirements as noted in paragraph A.
of the staff report.
2.Compliance with the Landscape and Buffer requirements as noted in
paragraph B.of the staff report.
3.A Franchise Permit must be obtained from the Public Works Department
for the proposed awnings which encroach into the public right-of-way.
BOARD OF ADJUSTMENT (April 27,2015)
Staff informed the Board that the application needed to be deferred to the May 18,2015
agenda,based on the fact that required notices to surrounding property owners were
not sent.
The item was placed on the Consent Agenda for deferral to the May 18,2015 agenda.
The vote was 4 ayes,0 nays and 1 absent.The application was deferred.
BOARD OF ADJUSTMENT (May 18,2015)
Shawn Goven and Quenton May were present,representing the application.There
were six (6)persons present in opposition.Staff presented the application with a
recommendation of approval.
Shawn Goven addressed the Board in support of the application.He explained that
after a meeting with his architect,the highest point of the building would be 77.75 feet
and not 80.75 feet.He noted that the majority of the building had a height of 66 feet,
and only the partial seventh floor (restaurant/bar area)would have a height of 77.75
feet.
In response to a question from Carolyn Lindsey Polk,Mr.Goven explained that signage
would be on the west and south facades (raised portion or seventh floor of building).He
noted that ihe same property ownership extended to Cumberland Street.
There was brief discussion regarding the proposed building height.Mr.Goven
amended the application for a building height of 77.75 feet for the partial seventh floor
area.Robert Tucker asked about the seventh floor area.Mr.Goven explained that it
would be a restaurant/bar area with outdoor seating.
MAY 18,2015
ITEM NO.:A CON'T.
Tim Heiple addressed the Board in opposition.He noted that he represented Rock
Street Lofts.He explained that he did not have enough information to know what
impact the hotel would have on Rock Street Lofts.
Donna Singleton addressed the Board in opposition.She stated that she had property
in the River Market Tower and had concerns with property value and view obstruction.
She also noted concern with traffic along Rock Street and noted that the area was
residential in nature.She noted that her property was on the eighth floor of the River
Market Tower,facing west.
Rebecca Engsirom also addressed the Board in opposition.She presented photos to
the Board.She stated that she owned property on the sixth floor of River Market Tower,
facing west.She expressed concerns with brightly illuminated signage on the east
facade.She briefly discussed the height of the proposed building.She asked about
facade materials and building color.Vice-Chairman Wingfield noted that the only issues
before the Board were variances for building height and window display.
There was brief additional discussion regarding building height.Staff provided the
ordinance definition of building height.
Steve Engstrom also addressed the Board in opposition.He asked that the Board limit
the hotel to six (6)floors and not approve the height variance.He described his condo
and patio area within the River Market Tower.He noted that the proposed hotel would
impact his views west.He stated that he was not notified of the variance request.
The issues of signage and building height were discussed further.It was noted that the
height variance was only for the partial seventh floor area (restaurant/bar area).
Doug Frank also addressed the Board in opposition.He noted that he had a condo in
River Market Tower.He noted concern with sunlight being blocked along Rock Street.
He explained that snow and ice coverage lasted longer along Rock Street because of
lack of sunlight.
Maggie Hogan also addressed the Board in opposition.She noted that she represented
River Market Tower and Rock Street Lofts.She noted that the previous approval for the
hotel was within the southwest quarter of the block.She expressed concern with Rock
Street Loft tenant's views being blocked by the new hotel.
There was a brief discussion of notification.Staff noted that the notices to surrounding
property owners were completed by the applicant as required.
Quenton May addressed the Board in support of the application.He noted that the
notices to surrounding property owners were completed as required.He noted that
there was no opposition to the window display variance.He stated that there would be
no signage on the elevated portion (seventh floor)of the building facing east,with
signage on the elevated portion being only on the south and west facades.He noted
that the seventh floor area would be approximately 63 feet by 63 feet.He also noted
that the building would be 10 feet back from the north property line.
MAY 18,2015
ITEM NO.:A CON'T.
In response to a question from the Board,Mr.May stated that the northeast quarter of
the building would be one (1)story in height.
Vice-Chairman Wingfield noted support of the application.He explained that the
seventh floor area only occupied a small area of the overall building foot print.He noted
that he viewed the requested height variance as a minor issue.
There was a motion to approve the application,as amended (maximum height for
seventh floor of 77.75 feet and no signage on east faqade of seventh floor)and
recommended by staff.The motion passed by a vote of 4 ayes,0 nays and 1 absent.
The application as revised was approved.
YV L A
Date:March 27,2014 g-4c$-8
City of Little Rock
Department of Planning and Development
Board of Adjustments
723 West Markham
Little Rock,Arkansas
To whom it may concern:
We are requesting three (3)variances of the Little Rock Code of Ordinance on behalf of Pinnacle Hotel
Group.
This is for the new construction of a Hilton Garden Inn at the southeast portion of Block 38 of the
Original Town of Little Rock (Lots 7 —9 &the south 12'f Lot 10).
The owner would like to provide a public amenity to the hotel (addition of a bar),but because of
prototype standards provided by Hilton,this could not be achieved on the first level.Had this
retail space been provided on the first level the height limitations of 72'Sec.36-342.1.e)would
have been increased by an additional 28'.We are requesting a variance to allow the hotel roof to
be at 80'-9"(8'-9"above the allowable height).Based on the heights of surrounding structures,
we feel this will not be intrusive to the existing environment.
To increase the pedestrian experience and accent the pedestrian entry,we will extend canopies
beyond the 5'-0"limitations.All canopies will exceed the minimum height clearance (8'-0")by+2'-O'*.A covered drop-off will be provided for vehicular traffic along Rock Street.This will extend
beyond the property line,but will not exceed the 5*-0"maximum canopy coverage.
Based on the interior layout requirements,we are requesting a reduction in the amount of
storefront along Rock Street.Usage of these spaces accommodate some "Back-of-House"
operations.
lf there are any questions,please feel free to contact me at your convenience.Thank you for your
assistance with this project.
Sincerely,
Michael Clifford
Winford Lindsay Architect
Cc:file 213050
WINFO RD L I N 0 S A Y ARCHlTECT
344 W.Pike Street,Lawrenceville,CA 30046 voice:7709638989 Fax:7708229492
MAY 18,2015
ITEM NO.:B
File No.:Z-9028
Owner:JCJ Holdings
Applicant:Jeff Lewis
Address:5225 "R"Street
Description:Southeast corner of "R"Street and N.Harrison Street
Zoned:R-2
Variance Requested:Variances are requested from the area provisions of Section 36-
254 to allow a building addition with reduced front and side
setbacks.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Single Family Residential
Proposed Use of Property:Single Family Residential
STAFF REPORT
A.Public Works Issues:
No Comments
B.~BB A
The R-2 zoned property located at 5225 "R"Street is occupied by a one-story brick
and frame single family residence.The property is located at the southeast corner
of "R"Street and N.Harrison Street.The property is comprised of the west half of
Lot 6,Block 1,Englewood Addition,and is 50 feet by 70 feet in area.The lot is
platted front to back from west to east.A carport and driveway from "R"Street are
partially on this property,with the majority on the property immediately to the east.
The carport and drive are shared by the two (2)properties.
The applicant proposes to construct a 13 foot by 20 foot building addition on the
west side of the house,as noted on the attached site plan.The addition will be
located 3.7 feet to four (4)feet back from the front (west)property line and four (4)
feet back from the south side property line.The proposed addition will be one (1)
story in height,and include a second bathroom for the residence.
Section 36-254(d)(1)of the City's Zoning Ordinance requires a minimum front
setback of 25 feet (from the west property line)for this R-2 zoned lot.Section 36-
254(d)(2)requires a minimum south side setback of five (5)feet.Therefore,the
MAY 18,2015
ITEM NO.:B CON'T.
applicant is requesting variances from these ordinance requirements to allow the
building addition with reduced front and side setbacks.
Staff does not support the requested setback variances as filed.It is staff's opinion
that the proposed building addition represents too much of an encroachment into
the required front yard setback of 25 feet.As noted above,the building addition is
proposed with a front setback ranging from 3.7 feet to four (4)feet,an
encroachment of approximately 84 percent.The existing house is 23.7 feet to 24.3
feet back from the front (west)property line.The existing house lines up with the
other five (5)existing houses to the south,along the block face between "R"Street
and Cantrell Road.There are no other front encroachments along this block face
even close to what is being proposed by the applicant.Staff believes the proposed
building addition with reduced front setback will be out of character with this
immediate neighborhood,and will have an adverse impact on the properties to the
south along N.Harrison Street.
C.Staff Recommendation:
Staff recommends denial of the requested front and side setback variances.
BOARD OF ADJUSTMENT (April 27,2015)
Staff informed the Board that the applicant submitted a letter on April 24,2015
requesting this application be deferred to the May 18,2015 agenda.Staff supported the
deferral request.
The item was placed on the Consent Agenda for deferral to the May 18,2015 agenda.
The vote was 4 ayes,0 nays and 1 absent.The application was deferred.
BOARD OF ADJUSTMENT (May 18,2015)
Staff informed the Board that the applicant had revised the proposed building addition,
reducing it in size to 13 feet by 13 feet.This increased the proposed front setback from
four (4)feet to 11 feet.Staff noted support of the revision and front setback of 11 feet.
Staff recommended approval of the requested setback variances,as revised.
The item was placed on the Consent Agenda for approval as revised and recommended
by staff.The vote was 4 ayes,0 nays and 1 absent.The revised application was
approved.
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1~~8
Cover Letter
The applicant requests a variance for the proposed addition to the existing structure.The
variance is requested due to the limitations of the lot size and current setback from the back of curb on
Harrison Street.The proposed addition is for a second bathroom for the structure.The existing
bathroom is insufficient to meet the needs of the owners.All work will be done by a licensed contractor
and will meet all codes and standards set forth by the governing bodies.The exterior of the addition will
be completed in a style that keeps with the style and architecture of the neighborhood.Also the owner
would like to add a brick retaining wall around the yard so that the landscaping can be completed and to
eliminate the existing erosion problem created by the steep slope from the yard which washes onto the
sidewalks and into the street.
MAY 18,2015
ITEM NO.:1
File No.:Z-7290-A
Owner:Kenneth Trantham
Applicant:Jeremiah Russell
Address:4421 N.Lookout
Description:Lot 6,Block 12,Hillcrest Addition
Zoned:R-2
Variance Requested:A variance is requested from the area provisions of Section 36-
254 to allow a second floor addition with a reduced rear setback.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Single Family Residential
Proposed Use of Property:Single Family Residential
STAFF REPORT
A.Public Works Issues:
No Comments.
B.~SI tfA
The R-2 zoned property located at 4421 N.Lookout is occupied by a one-story
frame single family residence.The property is located at the southeast corner of
N.Lookout and Ash Street.A paved alley is located along the rear (south)
property line.The alley serves as access to a one-car garage at the southeast
corner of the house.The overall lot slopes downward from back to front (south to
north).The existing house is located 8.5 feet to 27.5 feet back from the front
(north)property line,8.5 feet to 17.5 feet back from the rear (south)property line
and eight (8)feet from the east side property line.
The applicant proposes to construct a second story above the east portion of the
existing house as noted on the attached site plan.The proposed second level will
be 421 square feet in area,and maintain the same front,rear and east side
setbacks as the existing residence.A second level balcony will also be
constructed on front of the addition.The balcony will be 4.5 feet by 10.25 feet in
area,and will be located 17.5 feet to 23,5 feet back from the front (north)property
line and nine (9)feet from the east side property line.The balcony will be
uncovered and unenclosed.
MAY 18,2015
ITEM NO.:1 CON'T.
Section 36-254(d)(3)of the City's Zoning Ordinance requires a minimum rear
setback of 25 feet for this R-2 zoned lot.Therefore,the applicant is requesting a
variance to allow the second floor addition to maintain the existing rear setback of
15.5 feet to 17.5 feet.All other setbacks for the proposed second floor addition will
conform to ordinance standards.
Staff is supportive of the requested rear setback variance for the second floor
addition.Staff views the request as reasonable.With the exception of the small
balcony area,the second floor addition will not extend beyond the footprint of the
existing home.This existing platted lot is relatively small at approximately 4,800
square feet and has an irregular lot shape,with the front property line angling
inward toward the center of the lot.Staff feels that adding area as a second level
is an appropriate option for this lot.Staff believes the proposed second floor
addition with reduced rear setback will have no adverse impact on the adjacent
properties or the general area.
C.Staff Recommendation:
Staff recommends approval of the requested rear setback variance,as filed.
BOARD OF ADJUSTMENT (May 18,2015)
Jeremiah Russell was present,representing the application.Staff presented the
application with a recommendation of approval.The Board received one (1)card on
this item,but the person present who submitted the card stated that they put the wrong
item number down,and were there on another issue.
There was a motion to approve the application,as recommended by staff.The motion
passed by a vote of 4 ayes,0 nays and 1 absent.The application was approved.
i &2)W~st 2nd S'~-"~t &"~e v3~
Little Rock,AR 72261
T 501.412.4525
0 jererniah~@roguearch.cornareitecture
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City of Little Rock Residential Zoning Setback Variance
Boaid oT Adlustnieni 4421 North Lookout Road
A tn;Monte Moore April 21,2015
723 W Markham Street
Little Rock„Arkansas 72201
We thank the Board of Adjustments for their time in considering our application for a
RE:setback variance for the above referenced properly.We are asking for this variance
Residential Zonir,g Var-ance because the existing property,which was constructed prior to the enactment of our
current zoning ordinances,is technically in violation of the required building setbacks for
the district on 3 sides.It would be impossible to bring the property into compliance
without significant demolition of existing improvements.For this reason,we ask the
Board of Adjustments to grant our application for a variance and accept the existing
property setbacks as the legal setbacks for the property.
Regards,
Jeremiah Russell,AIA,NCARB
Principal j Architect
Rogue Architecture LLC
MAY 18,2015
ITEM NO.:2
File No.:Z-9034
Owner/Applicant:Brett and Rebeka Bohn
Address:304 N.Pine Street
Description:Lot 12,Block 1,Riffel and Rhoton's Ridgeland Addition
Zoned:R-3
Variance Requested:A variance is requested from the area provisions of Section
36-255 to allow a carport addition with reduced side setback.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Single Family Residential
Proposed Use of Property:Single Family Residential
STAFF REPORT
A.Public Works Issues:
No Comments
B.Buildin Codes Comments:
The required fire separation distance {building to property line)prescribed by the
building code terminates at five (5)feet.Buildings are allowed to be closer than
five (5)feet if they have properly constructed fire walls which provide the requisite
one (1)hour fire resistance rating.When building are five (5)feet or more from the
property line,the requirement no longer applies to the wall itself,only the
projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three (3)
feet from the property line,and are prohibited when the exterior wall is less than
three (3)feet from the line.There is no restriction on openings when the exterior
wall is more than three (3)feet from the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
C.~RII A
The R-3 zoned property located at 304 N.Pine Street is occupied by a one-story
frame single family residence.A one-car wide driveway from N.Pine Street is
located at the northeast corner of the lot.The driveway extends along the north
side of the residence.
MAY 18,2015
ITEM NO.:2 CON'T.
The applicant recently constructed a small carport addition to the north side of the
residence,as noted on the attached site plan.The carport is 10.5 feet by 17.4 feet
in size,and is wood frame construction with a metal roof.The carport is located
approximately 40 feet back from the front (east)property line and 3.2 feet from the
north side property line.The carport is unenclosed on its north,east and west
sides.
Section 36-255(d)(2)of the City's Zoning Ordinance requires a minimum side
setback of five (5)feet for this R-3 zoned lot.Therefore,the applicant is requesting
a variance to allow the existing carport with a 3.2 foot side setback.
Staff is supportive of the requested setback variance.Staff views the request as
reasonable.The requested 3.2 side setback is a relatively minor issue.The
carport structure is unenclosed on its north,east and west sides.The 3.2 foot side
setback should allow adequate area for the structure to be maintained without
encroaching onto the adjacent property to the north.Staff feels that adequate
separation will exist between the carport addition and the house immediately to the
north,which is approximately five (5)feet back from the dividing side property line.
Staff believes the proposed carport will have no adverse impact on the adjacent
properties or the general area.
D.Staff Recommendation:
Staff recommends approval of the requested side setback variance,subject to the
following conditions:
1.Compliance with the Building Codes requirements,as noted in paragraph B.
of the staff report.
2.The carport addition must remain unenclosed on its north,east and west
sides.
BOARD OF ADJUSTMENT (May 18,2015)
Rebeka Davila was present,representing the application.There was one (1)person
present with concerns.Staff presented the application with a recommendation of
approval.
Ashley Koonce addressed the Board.She asked that the application be deferred so
that she and her husband could review the issue.
Rebeka Davila addressed the Board in support of the application.She briefly discussed
the project.Staff noted that the notices to surrounding property owners were completed
as required.
Vice-Chairman Wingfield asked Ms.Davila if she would be willing to defer the
application.Ms.Davila stated that it was difficult for her to miss work to attend
meetings.She stated that she did not wish to defer.
MAY 18,2015
ITEM NO.:2 CON'T.
There was a motion to approve the application as recommended by staff.The motion
passed by a vote of 3 ayes,1 nay and 1 absent.The application was approved.
10 Apr 2015
Brett Bohn
304 N Pine St gg~+z-
Little Rock,AR 72205 2-1 sq
Board of Adjustment
Department of Planning and Development
723 W Markham,Little Rock,AR
Dear Sir/Ma'm,
I request a variance for my property,located at 304 N Pine St,as it was determined that the footprint of
the carport is too close to the property line.My reasons for requesting a variance are:
1.It is an open-side carport,with corner posts only as the side structure.The property line is
completely accessible and unobstructed.
2.The edge of the carport is more than 3 feet from the property line.
3.The carport increases property value in the neighborhood -A carport was in the same place
when we purchased the house in July 2013.It was in poor condition with a rusted metal frame
and grey tarp.We replaced it with one that is much safer,sturdier,and more aesthetically
pleasing with a solid wood frame.
4.The carport provides better aesthetics to the neighborhood —especially when compared to the
existing carport when we bought the house.
5.The carport provides cover for two vehicles,which increases safety and protection during
adverse weather.
By updating the existing carport,we increased the safety,aesthetics,and property value in our
neighborhood.I apologize for failing to consider property code requirements.We were updating an
existing carport within our property boundaries,but I should have researched the code requirements to
ensure compliance.
Thank you for your consideration.Please let me know if you have any questions or concerns.
Sincerely,
Brett Bohn
830-469-8230
MAY 18,2015
ITEM NO.:3
File No.:Z-9035
Owner:Richard and Paula O'rien
Applicant:Carolyn Lindsey
Address:4311 Country Club Blvd.
Description:The east half of Lots 8 and 9,Block 3,Country Club Heights
Addition
Zoned:R-2
Variance Requested:Variances are requested from the area provisions of Section 36-
254 to allow a porch addition with reduced front and side
setbacks.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Single Family Residential
Proposed Use of Property:Single Family Residential
STAFF REPORT
A.Public Works Issues:
No Comments
B.~St II A
The R-2 zoned property located at 4311 Country Club Blvd.is occupied by a one-
story brick and frame single family residence.The property is comprised of the
east half of Lots 8 and 9,Block 3,Country Club Heights Addition.A10 foot wide
paved alley is located along the east property line.The paved alley extends along
the east side of the house and serves a two-car wide carport in the rear yard area.
The existing house is located 25 feet back from the front (north)property line.
The applicant proposes to construct an eight (8)foot by 32.6 foot covered porch on
the front of the residence,as noted on the attached site plan.The proposed porch
will be located seventeen (17)feet back from the front (north)property line,and
maintain the same 5.8 foot side setback (east side)as the existing house.The
proposed covered porch will be unenclosed on its north,east and west sides.
Section 36-254(d)(1)of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for this R-2 zoned lot.Section 36-254(d)(2)requires a minimum
side setback of seven (7)feet.Therefore,the applicant is requesting variances
MAY 18,2015
ITEM NO.:3 CON'T.
from these ordinance standards to allow the covered porch addition with reduced
front and side setbacks.
Staff is supportive of the requested setback variance.Staff views the request as
reasonable.Thepropertyiscomprisedoftheeasthalfoftwo(2)plattedlots.The
block face for these lots runs along Beechwood Street.The house immediately to
the east has a side yard relationship to its Country Club Blvd.(north)property line.
The proposed porch will not extend as close to the Country Club Blvd.(front)
property line as the house to the east.Additionally,the house immediately to the
west has a setback of less than 25 feet from the north (Country Club Blvd.)
property line (21 to 22 feet).Staff believes the proposed covered porch addition
will have no adverse impact on the adjacent properties or the general area,
C.Staff Recommendation:
Staff recommends approval of the requested setback variances,subject to the
covered porch addition remaining unenclosed on its north,east and west sides.
BOARD OF ADJUSTMENT (May 18,2015)
The applicant was present.There were no objectors present.Staff presented the
application with a recommendation of approval.There was no further discussion.
The item was placed on the Consent Agenda for approval as recommended by staff.
The vote was 3 ayes,0 nays,1 absent and 1 abstention (Lindsey Polk).The application
was approved.
Yeary Lindsey Architects
rF~+3
fa jr
April 21,201 5
Mr.Monte Moore
Department of Neighborhoods and Planning
723 West Markham
Little Rock,AR 72201
RE:Zoning Variance Application for 4311 Country Club Boulevard
Dear Monte,
This project consists of interior remodeling,simplifying the existing roof line of the house
and adding a new front porch on the north side of the house.We are requesting a zoning
variance for the front porch to allow an encroachment into the front setback,reducing it to 17
feet,and an encroachment into the side setback,reducing it to 5.8 feet,to align with the existing
east side of the house.The porch will be constructed of square PermaCast columns and will
remain open on three sides.
Of the three houses on the south side of the block,this house and the house to the west
are the only houses that face Country Club Boulevard.The front porch of the house to the west
is approximately 20 feet from the north property line,and the house to the east has a side yard
of approximately 10 feet from the north property line,therefore we feel the addition of the front
porch to this house,17 feet from the north property line,is in keeping with the existing
streetscape in this location and will be a welcoming,neighborly addition.
Thank you for your time and consideration.
Sincerely,
Carolyn A.L sey,AIA
3416 Old Cantrell Road Little Rock,Arkansas 72202 501-372-5940 Fax:501-663-0043
MAY 18,2015
ITEM NO.:4
File No.:Z-9036
Owner:Daniel C.Moore
Applicant:Jennifer Herron
Address:2911 N.University Avenue
Description:Lots 3 and 4,Block 12,Park View Addition
Zoned:R-3
Variance Requested:A variance is requested from the area provisions of Section 36-
156 to allow a swimming pool with increased rear yard coverage.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Single Family Residential
Proposed Use of Property:Single Family Residential
STAFF REPORT
A.Public Works Issues:
No Comments
~.St II A
The R-3 zoned property located at 2911 N.University Avenue is occupied by a
one-story frame single family residence.There is a circular driveway from N.
University Avenue which serves as access.A one-car wide driveway extends from
the circular driveway and runs along the south side of the residence.The driveway
leads to a carport structure near the southeast corner of the lot.A small storage
building is also located near the southeast comer of the lot.An in-ground pool and
deck are located near the center of the rear yard area.
The applicant proposes to remove the carport,storage building and pool from the
rear yard area and construct a new pool and pool house,as noted on the attached
site plan.The proposed in-ground pool will be 16 feet by 75 feet in area,with a 12
foot by 16 foot entry area.The pool will be located five (5)feet back from the rear
(east)property line and 12.5 feet from the north and south side property lines.The
proposed pool will occupy approximately 50 percent of the required rear yard area
(rear 25 feet of the lot).The proposed pool house will be located 26.8 feet back
from the rear (east)property line,5.1 feet from the south side property line,and be
separated from the pool by six (6)feet.
MAY 18,2015
ITEM NO.:4 CON'T.
Section 36-156(a)(2)c.of the City's Zoning Ordinance allows an accessory
building(s)to occupy up to 30 percent of the required rear yard area (rear 25 feet)
for R-2 zoned lots.Therefore,the applicant is requesting a variance to allow the
proposed pool to cover approximately 50 percent of the required rear yard area.
Staff is supportive of the variance to allow increased rear yard coverage.Staff
views the request as reasonable.The requested coverage variance is for an in-
ground pool which will not be visible from the adjacent properties.The zoning
ordinance does classify an in-ground pool as an accessory structure.The
proposed pool and pool house will comply with all building setback requirements.
The proposed rear yard coverage will not be out of character with the
neighborhood.Many of the other lots within this area contain accessory structures
with similar rear yard coverages.Staff believes the proposed in-ground pool with
increased rear yard coverage will have no adverse impact on the adjacent
properties or the general area.
C.Staff Recommendation:
Staff recommends approval of the requested rear yard coverage variance,as filed.
BOARD OF ADJUSTMENT (May 18,2015)
The applicant was present.There were no objectors present.Staff presented the
application with a recommendation of approval.There was no further discussion.
The item was placed on the Consent Agenda for approval as recommended by staff.
The vote was 4 ayes,0 nays and 1 absent.The application was approved.
ck-~&
P o3'g
April 21,2015
Mr.Monte Moore
City of Little Rock Dept.of Planning and Development
723 West Markham Street
Little Rock,AR 72201
Dear Monte:
On behalf of our client,we are requesting a variance for a pool located within the 25'-0"rear
setback of the single-family property located at 2911 North University {Zone R3).We have
enclosed six copies of a recent survey with the proposed improvements dimensioned and labelled.
We propose removing the existing pool,deck,existing enclosed patio,existing small frame
building at east of property,existing driveway located on the south and portions of the existing
fence along the north,east and south property lines.
The new lap pool will be 't 6'-0"wide (east/west)x 75'-0"long (north/south)with a section at the
west that is 12'-0"x 16'-0"which allows access into the pool.The dimensions of the pool to the
property lines are shown on the enclosed survey.The overall pool depth is 8'-0"and the pool
surround will be concrete.
We propose a new pool house with a footprint of 475 square feet located 25'-0"from the east
property line and 5.1'rom south property line.
The existing fence on the east property will be removed as well as 30'-0"of the existing fence
located on the north and south property lines.The proposed fence will be located 6'-0"above
the coping of the pool.
if there are any questions,please call Jeff Horton,AIA or myself at 501-975-0052.
Sincerely,
ennifer Herron,AIA Jeff orton,AIA,LEED AP
Jennifer Herron,A.I.A.
jennOhh-architects.corn
Jeff Horton,A.I.A.,LEED AP
jeffhh-architects.corn
1219 South Spring St.
Little Rock,AR 72202
Phone 50'l.975.0052
Fax 501.372.7931erronhortonarchitectshh-architects.corn
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MAY 18,2015
There being no further business before the Board,the meeting was adjourned at 3:19
p.m.
Date:
Chairma Secre ry